{"asOf":"2026-07-27T17:45:25.027Z","block":"6500-6599 WOODLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-woodland-ave","address":"6508 WOODLAND AVE","parcelNumber":"871188700","source":"https://property.phila.gov/?p=871188700","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"RSCS GROUP LLC","coOwner":null,"marketValue":190500,"landAssessment":38100,"improvementAssessment":152400,"livableArea":2412,"yearBuilt":1915,"lastSale":{"price":250000,"date":"2023-03-15T04:00:00Z"},"openViolations":8,"violations":[{"number":"1803302","date":"2010-07-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1912421","date":"2010-10-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055926","date":"2016-06-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055928","date":"2016-06-18","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055927","date":"2016-06-18","code":"PM15-305.5","title":"HANDRAIL FASTENED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055925","date":"2016-06-18","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-017787","date":"2025-03-31","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017788","date":"2025-03-31","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017789","date":"2025-03-31","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"CLOSED","resolutionDate":"2026-04-21","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-017790","date":"2025-03-31","code":"9-709(2)","title":"AMUSEMENT LICENSE","status":"CLOSED","resolutionDate":"2025-11-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-017791","date":"2025-03-31","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017792","date":"2025-03-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017793","date":"2025-03-31","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017794","date":"2025-03-31","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"249676","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-09-01","completedDate":"2010-10-26","violations":[{"number":"1803302","date":"2010-07-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"256398","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-10-26","completedDate":"2011-01-14","violations":[{"number":"1912421","date":"2010-10-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"540116","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-06-18","completedDate":"2016-10-15","violations":[{"number":"4055926","date":"2016-06-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055928","date":"2016-06-18","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055927","date":"2016-06-18","code":"PM15-305.5","title":"HANDRAIL FASTENED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4055925","date":"2016-06-18","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-023430","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-03-31","completedDate":null,"violations":[{"number":"VI-2025-017787","date":"2025-03-31","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017788","date":"2025-03-31","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017789","date":"2025-03-31","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"CLOSED","resolutionDate":"2026-04-21","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-017790","date":"2025-03-31","code":"9-709(2)","title":"AMUSEMENT LICENSE","status":"CLOSED","resolutionDate":"2025-11-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-017791","date":"2025-03-31","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017792","date":"2025-03-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017793","date":"2025-03-31","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-017794","date":"2025-03-31","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2016,"n":4,"worst":null},{"y":2025,"n":8,"worst":null}],"investigations":[{"caseNumber":"76928","date":"2006-08-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"249676","date":"2010-07-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"249676","date":"2010-09-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"256398","date":"2010-10-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"249676","date":"2010-10-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"256398","date":"2010-12-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"256398","date":"2011-01-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"540116","date":"2016-06-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"540116","date":"2016-08-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"540116","date":"2016-10-15","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-023430","date":"2025-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023430","date":"2025-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023430","date":"2025-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023430","date":"2026-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023430","date":"2026-04-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2010,"fails":4,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92527677875026,"lng":-75.23436608137901,"geom":{"type":"Polygon","coordinates":[[[-75.23426246,39.925225804],[-75.234309002,39.925192991],[-75.234469792,39.925327699],[-75.234422833,39.925360455],[-75.23426246,39.925225804]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":2,"lotArea":1287,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"C/O SOPHEAP PRAN 310 MULBERRY ST, TRENTON NJ, 08638","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"CERTIFICATE FOR ADDING PREPARATION AND SERVING OF COLD AND HOT FOODS FOR TAKE-OUT (TAKE-OUT RESTAURANT) AS PART OF PREVIOUSLY APPROVED RETAIL SALES OF BAKED GOODS AND PRE-PACKAGED FOODS, WITH ALL FOOD TO BE SERVED ON DISPOSABLE WARE (NO DIS","status":"In Process","outcome":null,"date":"2026-06-24","number":"16182","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"NOTICE OF INTENT TO CEASE\n\nSee attached","status":"Closed","outcome":"Complete","date":"2026-04-22","number":"HA-2025-001944","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"NOTICE OF INTENT TO CEASE\n\nSee attached","status":"Closed","outcome":"Complete","date":"2026-02-11","number":"HA-2025-001945","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":97200,"taxable":97200,"land":18500,"improvement":78700,"taxableLand":18500,"taxableImprovement":78700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":97200,"taxable":97200,"land":18500,"improvement":78700,"taxableLand":18500,"taxableImprovement":78700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":84100,"taxable":84100,"land":16820,"improvement":67280,"taxableLand":16820,"taxableImprovement":67280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":86600,"taxable":86600,"land":17505,"improvement":69095,"taxableLand":17505,"taxableImprovement":69095,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":87400,"taxable":87400,"land":17667,"improvement":69733,"taxableLand":17667,"taxableImprovement":69733,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":87400,"taxable":87400,"land":17667,"improvement":69733,"taxableLand":17667,"taxableImprovement":69733,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":87400,"taxable":87400,"land":17667,"improvement":69733,"taxableLand":17667,"taxableImprovement":69733,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":118800,"taxable":118800,"land":23700,"improvement":95100,"taxableLand":23700,"taxableImprovement":95100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":118800,"taxable":118800,"land":23700,"improvement":95100,"taxableLand":23700,"taxableImprovement":95100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":116200,"taxable":116200,"land":23240,"improvement":92960,"taxableLand":23240,"taxableImprovement":92960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":116200,"taxable":116200,"land":23240,"improvement":92960,"taxableLand":23240,"taxableImprovement":92960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":190500,"taxable":190500,"land":38100,"improvement":152400,"taxableLand":38100,"taxableImprovement":152400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1627,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"235724","date":"2009-09-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-25","scope":"INSTALL BFP"},{"number":"ZP-2021-014232","date":"2021-11-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"}],"storyTag":"Renovated & sold on","storyDelta":9.87,"timeline":[{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"sale","p":68342.85},{"y":2023,"k":"sale","p":250000},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"205318","type":"Food Preparing and Serving","status":"Inactive","businessName":"SUNGNOW EANG (EANG DONUTS)","legalName":"SUNGNOW EANG","address":"6508 WOODLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2008-04-07","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"523473","type":"Food Preparing and Serving","status":"Inactive","businessName":"PISETH SORN (PHILLY DONUTS)","legalName":"PISETH SORN","address":"6508 WOODLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-01-14","latestIssueDate":"2016-04-27","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"727711","type":"Food Preparing and Serving","status":"Inactive","businessName":"SREY MACH ART (PHILLY DONUT","legalName":"SREY MACH ART (PHILLY DONUT","address":"6508 WOODLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-02-06","latestIssueDate":"2022-01-12","expirationDate":"2023-02-05","inactiveDate":"2023-04-06"}],"licenseActivity":[{"number":"727711","type":"Food Preparing and Serving","businessName":"SREY MACH ART (PHILLY DONUT","legalName":"SREY MACH ART (PHILLY DONUT","issuedDate":"2017-02-06","latestIssueDate":"2022-01-12","closureDate":"2023-04-06","expirationDate":"2023-02-05","inactiveDate":"2023-04-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"523473","type":"Food Preparing and Serving","businessName":"PISETH SORN (PHILLY DONUTS)","legalName":"PISETH SORN","issuedDate":"2011-01-14","latestIssueDate":"2016-04-27","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205318","type":"Food Preparing and Serving","businessName":"SUNGNOW EANG (EANG DONUTS)","legalName":"SUNGNOW EANG","issuedDate":"2004-04-17","latestIssueDate":"2008-04-07","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["8 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 64% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $116,200 to $190,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"8 open L&I violations","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 6, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #205318: Inactive since Dec 22, 2012; Food Preparing and Serving #523473: Inactive since Jun 29, 2017; Food Preparing and Serving #727711: Inactive since Apr 6, 2023","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}